HomeMy WebLinkAboutG41-06 Ordinance No. G41-06
AN ORDINANCE
RECLASSIFYING CERTAIN PROPERTY AT
1425 North Randall Road
(Sherman Hospital Medical Campus)
WHEREAS, written application has been made to reclassify certain property located at 1425
North Randall Road from ORI Office Research Industrial District to PCF Planned Community
Facility District; and
WHEREAS, the Planning and Development Commission conducted a public hearing after
due notice by publication and has submitted its findings of fact and recommended approval; and
WHEREAS, the City Council of the City of Elgin concurs in the findings and
recommendation of the Planning and Development Commission.
NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
ELGIN, ILLINOIS:
Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact,
dated April 17, 2006, made by the Planning and Development Commission, a copy of which is
attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That Chapter 19.08, Section 19.08.020 entitled Zoning District map of the
Elgin Municipal Code, as amended, be and the same is hereby further amended by adding thereto the
following paragraph:
The boundaries hereinafter laid out in the Zoning District Map, as amended, be and
are hereby altered by including in the PCF Planned Community Facility District the
following described property:
THE SOUTHWEST 1/4 OF SECTION 32, EXCEPT THE NORTHERLY 468.03
FEET THEREOF (MEASURED ALONG THE EAST LINE AND WEST LINE OF
SAID QUARTER) IN TOWNSHIP 42 NORTH, RANGE 8 EAST OF THE THIRD
PRINCIPAL MERIDIAN, AND ALSO EXCEPTING THEREFROM THAT PART
THEREOF CONVEYED TO THE COUNTY OF KANE BY DOCUMENT
95K030207 AND ALSO THAT PART OF THE WEST 1/2 OF SECTION 4,
TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL
MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST
CORNER OF SAID WEST 1/2; THENCE WESTERLY ALONG THE NORTH
LINE OF SAID WEST 1/2 OF SECTION 4, TOWNSHIP 41 NORTH, RANGE 8
EAST OF THE THIRD PRINCIPAL MERIDIAN, 1091.23 FEET TO THE
CENTER LINE OF RANDALL ROAD; THENCE SOUTHERLY ALONG SAID
CENTER LINE 738.48 FEET TO THE CENTER LINE OF BIG TIMBER ROAD;
THENCE SOUTHEASTERLY ALONG THE CENTER LINE OF SAID BIG
TIMBER ROAD, 1344.08 FEET TO THE EAST LINE OF SAID WEST 1/2;
THENCE NORTHERLY ALONG SAID EAST LINE, 1453.87 FEET TO THE
POINT OF BEGINNING, EXCEPT THEREFROM THOSE PARTS CONVEYED
TO THE COUNTY OF KANE BY DOCUMENTS 1463684 AND 1998260, ALL
IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS (PROPERTY
COMMONLY KNOWN AS 1425 NORTH RANDALL ROAD).
Section 3. That the City Council of the City of Elgin hereby grants the map amendment
to PCF Planned Community Facility District, for the property commonly known as 1425 North
Randall Road, and legally described above, which shall be designed, maintained, developed, and
operated subject to the following provisions:
A. Purpose and Intent. The purpose and intent of this PCF zoning district is to provide a
planned environment for various types of community facilities, subject to the provisions of
Chapter 19.60 Planned Developments, of the Elgin Municipal Code, 1976, as amended. In
general, community facilities provide governmental, recreational, educational, health, social,
religious, and transportation services to the community on a for-profit or a not-for-profit
basis.
B. Supplementary Regulations. Any word or phrase contained herein, followed by the symbol
“[SR]”, shall be subject to the definitions and the additional interpretive requirements
provided in Chapter 19.90, Supplementary Regulations of the Elgin Municipal Code, 1976,
as amended. The exclusion of such symbol shall not exempt such word or phrase from the
applicable supplementary regulation.
C. General Provisions. In this PCF zoning district, the use and development of land and
structures shall be subject to the provisions of Chapter 19.05, General Provisions, of the
Elgin Municipal Code, 1976, as amended.
D. Zoning Districts - Generally. In this PCF zoning district, the use and development of land
and structures shall be subject to the provisions of Chapter 19.07, Zoning Districts, of the
Elgin Municipal Code, 1976, as amended.
E. Location and Size of District. This PCF zoning district should be located in substantial
conformance to the official comprehensive plan. The amount of land necessary to constitute
a separate PCF zoning district exclusive of rights-of-way, but including adjoining land or
land directly opposite a right of way shall not be less than two acres.
F. Land Use. In this PCF zoning district, the use of land and structures shall be subject to the
provisions of Chapter 19.10, Land Use of the Elgin Municipal Code, 1976, as amended. The
following enumerated “land uses” [SR] shall be the only land uses allowed as a “permitted
use” [SR] or a "conditional use" [SR] in this PCF zoning district:
Permitted Uses. The following enumerated land uses shall be the only land uses allowed as
a permitted use in this PCF Community Facility District:
Municipal Services Division
1. “Municipal facilities” [SR]
Health Services Division
2. “Offices and clinics of doctors of medicine” (801)
3. “Offices and clinics of dentists” (802)
4. “Offices and clinics of doctors of osteopathy” (803)
5. “Offices and clinics of other health practitioners” (804)
6. “Nursing and personal care facilities” (805)
7. “Hospitals” (806)
8. “Medical and dental laboratories” (807)
9. “Home health care services” (808)
10. “Miscellaneous health and allied services, not elsewhere classified” (809)
Retail Trade Division
11. “Drug stores and proprietary stores” (591)
12. “Florists” (5992)
13. “News dealers” (5994)
14. “Optical goods stores” (5995)
Construction Division.
15. "Contractors office and equipment areas" [SR] (UNCL).
Transportation, Communication and Utilities Division.
16. “Heliports” (458)
17. "Commercial antennas and antenna structures mounted on existing structures" [SR]
(UNCL).
18. "Radio and television antennas" [SR] (UNCL).
19. "Satellite dish antennas" [SR] (UNCL).
20. "Treatment, transmission, and distribution facilities: poles, wires, cables, conduits,
laterals, vaults, pipes, mains, and valves" [SR] (UNCL).
Miscellaneous Uses Division.
21. "Fences and walls" [SR] (UNCL).
22. "Loading facilities" [SR] (UNCL), exclusively "accessory" [SR], subject to the provisions
of Chapter 19.47, Off Street Loading.
23. "Parking lots" [SR] (UNCL), exclusively "accessory" [SR] to a use allowed in this PCF
zoning district, subject to the provisions of Chapter 19.45, Off Street Parking.
24. "Parking structures" [SR] (UNCL), exclusively "accessory" [SR] to a use allowed in this
PCF zoning district, subject to the provisions of Chapter 19.45, Off Street Parking.
25. "Refuse collection area" [SR].
26. "Storage Tanks" [SR] (UNCL).
27. "Program for Graphics" [SR] (UNCL), subject to the provisions of Chapter 19.50, Street
Graphics.
28. "Temporary uses" [SR] (UNCL).
29. "Accessory structures" [SR] (UNCL) to the permitted uses allowed in this PCF
Community Facility District, subject to the provisions of Section 19.12.500, Accessory
Structures and Buildings.
30. "Accessory uses" [SR] (UNCL) to the permitted uses allowed in this PCF Community
Facility District, subject to the provisions of Section 19.10.400, Component Land Uses.
Conditional Uses. The following enumerated land uses shall be the only land uses allowed
as a conditional use in this PCF Community Facility District:
Mining Division.
1. "Temporary mining" [SR] (UNCL).
Transportation, Communication and Utilities Division.
2. "Conditional commercial antennas and antenna structures mounted on existing
structures" [SR] (UNCL).
3. "Conditional Commercial Antenna Tower" [SR] (UNCL).
4. "Other radio and television antennas" [SR] (UNCL).
5. "Other satellite dish antennas" [SR] (UNCL).
6. “Pipelines, except natural gas” (461).
7. “Refuse systems” (4953).
8. "Treatment, transmission, and distribution facilities: equipment, equipment buildings,
towers, exchanges, substations, regulators" [SR] (UNCL).
Miscellaneous Uses Division.
9. "Planned developments" [SR] on a "zoning lot" [SR] containing less than two acres of
land, subject to the provisions of Chapter 19.60, Planned Developments.
10. "Accessory structures" [SR] (UNCL) to the conditional uses allowed in this PCF
Community Facility District, subject to the provisions of Section 19.12.500, Accessory
Structures and Buildings.
11. "Accessory uses" [SR] (UNCL) to the conditional uses allowed in this PCF Community
Facility District, subject to the provisions of Section 19.10.400, Component Land Uses.
G. Site Design. In this PCF District, the site design regulations shall be as required in the CF
District, pursuant to Chapter 19.30.135 Site Design, of the EMC, as may be amended from
time to time. The development of land and structures shall be in substantial conformance
with the following:
1. Substantial conformance to the information contained in the Sherman Hospital Phase I
Development Plan and the Long Range Master Plan. The Sherman Hospital Phase I
Development Plan and Long Range Master Plan being inclusive of:
a. Sherman Hospital Site Plan – Phase I, prepared by SBRA, dated January 20, 2006.
b. Sherman Hospital Civil Engineering Narrative and Sherman Hospital Preliminary
Engineering – Phase I (Sheet C1 and C2), prepared by SBRA, dated January 30,
2006.
c. Sherman Hospital Long Range Master Plan Narrative and Sherman Hospital
Proposed Land Use Plan (Sheet 1 of 1), prepared by Gewalt Hamilton Associates,
Inc., dated April 12, 2006 and last revised May 1, 2006.
d. Sherman Hospital Preliminary Landscape Plan (Sheets L01 – L07), prepared by
SBRA and Hitchcock Design Group, dated January 30, 2006.
e. Sherman Hospital Building Elevations (Sheet E1), prepared by SBRA, dated January
20, 2006.
f. Sherman Hospital Site Lighting Calculations (Sheets ES01 and ES02), prepared by
SBRA and KJWV Engineering Consultants, dated December 12, 2005.
g. Sherman Hospital Preliminary Lighting Plan (Sheets E01 – E07), prepared by SBRA
and Hitchcock Design Group, dated January 30, 2006.
h. Sherman Hospital Graphics Program (Sheets G1.000 – G1.002), prepared by SBRA
and Carol Naughton and Associates, dated January 27, 2006.
2. Conformance with all applicable codes and ordinances.
H. Site Design and Architectural Design Review. In this PCF zoning district, site design and
architectural design review of new buildings and building additions shall be in substantial
conformance with the Sherman Hospital Long Range Master Plan Narrative and Sherman
Hospital Proposed Land Use Plan (Sheet 1 of 1), prepared by Gewalt Hamilton Associates,
Inc., dated April 12, 2006 and last revised May 1, 2006; and shall be subject to the provisions
of Chapter 19.60, Planned Developments, of the Elgin Municipal Code, 1976, as amended.
I. Off-Street Parking. In this PCF District, off street parking shall be subject to the provisions
of Chapter 19.45, Off Street Parking, of the EMC, as amended.
J. Off-Street Loading. In this PCF District, off street loading shall be subject to the provisions
of Chapter 19.47, Off Street Loading, of the EMC, as amended.
K. Street Graphics. In this PCF District, street graphics shall be in substantial conformance
with the Sherman Hospital Graphics Program (Sheets G1.000 – G1.002), prepared by SBRA
and Carol Naughton and Associates, dated January 27, 2006; and shall be subject to the
provisions of Chapter 19.50, Street Graphics of the Elgin Municipal Code, 1976, as
amended.
L. Amendments. In this PCF District, application for text and map amendments shall be
subject to the provisions of Chapter 19.55, Amendments. A text and map amendment may be
requested by an individual lot or property owner for a zoning lot without necessitating that all
other property owners in this PCF zoning district authorize such an application.
M. Planned Developments. In this PCF District, the use and development of the land and
structures shall be insubstantial conformance with the Sherman Hospital Long Range Master
Plan Narrative and Sherman Hospital Proposed Land Use Plan (Sheet 1 of 1), prepared by
Gewalt Hamilton Associates, Inc., dated April 12, 2006 and last revised May 1, 2006; and
shall be subject to the provisions of Chapter 19.60, Planned Developments of the Elgin
Municipal Code, 1976, as amended. A conditional use for a planned development may be
requested by an individual lot or property owner for a zoning lot without requiring an
amendment to this PCF zoning district and without necessitating that all other property
owners in this PCF zoning district authorize such an application.
N. Conditional Uses. In this PCF zoning district, the use and development of the land and
structures shall be subject to the provisions of Chapter 19.65 Conditional Uses of the Elgin
Municipal Code, 1976, as amended. A conditional use may be requested by an individual lot
or property owner for a zoning lot without requiring an amendment to this PCF zoning
district and without necessitating that all other property owners in this PCF zoning district
authorize such an application.
O. Variations. In this PCF District, the use and development of the land and structures shall be
subject to the provisions of Chapter 19.70, Variations of the Elgin Municipal Code, 1976, as
amended. Any of the requirements of this ordinance may be varied by petition of a lot or
property owner for a zoning lot without requiring an amendment to this PCF zoning district
and without necessitating that all other property owners in this PCF zoning district authorize
such an application.
P. Subdivisions – Generally. The subdivision of the subject property and development thereof
shall comply with the subdivision regulations of the city, as amended, and the Plat Act of the
State of Illinois.
Q. Appeals. Any requirement, determination, or interpretation associated with the
administration and enforcement of the provisions of this ordinance may be appealed subject
to the provisions of Chapter 19.75, Appeals of the Elgin Municipal Code, 1976, as amended.
Section 4. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
s/ Ed Schock
Ed Schock, Mayor
Presented: May 24, 2006
Passed: May 24, 2006
Vote: Yeas: 5 Nays: 0
Recorded: May 25, 2006
Published:
Attest:
s/ Dolonna Mecum
Dolonna Mecum, City Clerk
April 17, 2006
FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 22-06 Requesting a Zoning Map Amendment to Reclassify Property
Located in an ARC Arterial Road Corridor District from ORI Office Research Industrial District to
PCF Planned Community Facility District; Property Located at 1425 North Randall Road; by
Sherman Health Systems, an Illinois Not-for-Profit Corporation, as Applicant and Owner.
GENERAL INFORMATION
Requested Action: Map Amendment
Current Zoning: ORI Office Research Industrial District
ARC Arterial Road Corridor Overlay District
Proposed Zoning: PCF Planned Community Facility District
ARC Arterial Road Corridor Overlay District
Existing Use: Vacant Land
Property Location: 1425 North Randall Road
Applicant: Sherman Health Systems
Staff Coordinator: Tom Armstrong, Principal Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Map (see attached)
E. Environmental Map (see attached)
F. Site Photos (see attached)
Findings of Fact Planning and Development Commission
Petition 22-06 April 17, 2006
2
G. Petitioner’s Statement and Development Plan (see enclosed)
H. Standards for Planned Developments (see attached)
BACKGROUND
An application has been filed by Sherman Health Systems, requesting a zoning map amendment to
reclassify property located in an ARC Arterial Road Corridor District from ORI Office Research
Industrial District to PCF Planned Community Facility District. The subject property is located at
1425 North Randall Road (reference Exhibits A, B, C, D, E and F).
Sherman Health Systems is proposing the relocation of their hospital campus from its current
location to the subject property, which is located along the east side of Randall Road, between Big
Timber Road and Fox Lane. In Phase I, which is limited to the northerly portion of the 154 acre site,
the applicant plans to construct a 645,000 square foot hospital having 263 beds with appropriate
support services. In addition, the applicant is proposing to construct a 100,000 square foot medical
office building.
The applicant has also submitted a Master Plan for the medical campus showing the potential for a
future hospital expansion and additional healthcare related buildings. The Master Plan is shown for
illustrative purposes and could be subject to change over time (reference Exhibits G and H).
FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 22-06 on April 17, 2006. The applicant testified at the public
hearing and presented documentary evidence in support of the application. Additional public
testimony was presented, both in writing and in person. The Community Development Group
submitted a Map Amendment Review, dated April 12, 2006.
The Planning and Development Commission has made the following findings concerning the
standards for planned developments:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography, watercourse and vegetation), and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to the
site characteristics standard.
The subject property is an irregularly shaped parcel containing approximately 154 acres of
land. The property has gently rolling topography. There are a number of small isolated
wetland areas on the subject property. The only structures on the property, an existing
Findings of Fact Planning and Development Commission
Petition 22-06 April 17, 2006
3
residence and accessory buildings, are planned to be demolished or relocated.
B. Sewer and Water Standard. The suitability of the subject property for the intended zoning
district with respect to the availability of adequate municipal water, wastewater treatment,
and storm water control facilities.
Findings. The subject property is suitable for the proposed planned development with
respect to the sewer and water standard.
The applicant intends to connect to municipal sanitary sewer and water mains that are
currently present at the subject property. Stormwater control will be provided on site
through various methods including storm sewer, detention, and retention facilities, in
accordance with all local, state, and federal regulations.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
zoning district with respect to the provision of safe and efficient on-site and off-site
vehicular circulation designed to minimize traffic congestion.
Findings. The subject property is suitable for the intended zoning district with respect to the
traffic and parking standard.
The subject property has frontage along Randall Road, which is a regional arterial street
serving the west side of Elgin and areas beyond. Other road frontages are along Fox Lane
and Big Timber Road. Big Timber Road functions as an east/west arterial street. Fox Lane
functions as a local street.
Phase I of the project proposes a signalized access to Randall Road opposite Holmes Road,
and two points of access to Fox Lane. Holmes Road, east of the medical campus, is
proposed to be routed northwest to connect to Fox Lane.
Future internal road improvements include a north/south spine road intersecting Big Timber
Road at a signalized intersection. Also, a one-way (west bound) road will connect the
neighboring Spring Oaks Subdivision with the spine road to allow residents of that
subdivision access to the future signalized intersection at Big Timber Road. Specific off-site
roadway improvements to Randall Road and Big Timber Road (Kane County Highways)
will be identified in a traffic impact study, and be completed as required by Kane County and
the City of Elgin.
Parking will be provided in conformance with the Off-Street Parking Ordinance.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or unused
in its current zoning district.
Findings. The subject property is suitable for the intended zoning district with respect to the
length of time the property has remained undeveloped or unused in its current zoning district.
Findings of Fact Planning and Development Commission
Petition 22-06 April 17, 2006
4
The subject property was annexed and zoned for industrial development in the 1970’s. It
was rezoned to ORI Office Research Industrial District in 1992, as part of a comprehensive
amendment of the zoning ordinance and official zoning map.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with surrounding
land use and zoning.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The areas located to the north and west of the subject property are zoned ORI and PORI
District. These areas are developing with office, light industrial, warehouse and distribution
facilities, and some complementary commercial service uses.
The areas located to the east and northeast of the northerly half of the subject property are
zoned GI and PGI District. These areas are developed with light industrial, warehouse and
distribution facilities, and the City of Elgin public works facility. .
The areas located to the east and southeast of the southerly half of the subject property are
developed with residential subdivisions including Century Oaks West (RC1 District),
Creekside Condominiums (PRC District), and Spring Oaks (PRC District). Burnidge
Woods Park is zoned CF District.
The area located to the south, across Big Timber Road, is located in unincorporated Kane
County. The area is heavily wooded and is undeveloped.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend within the area.
The subject property is located along the Randall Road, which is developing as a major
employment and commercial corridor.
G. Zoning District Standard. The suitability of the subject property for the intended zoning
district with respect to conformance to the provisions for the purpose and intent, and the
location and size of a zoning district.
The purpose of the PCF Planned Community Facility District is to provide a planned
environment for various types of community facilities, subject to the provisions of Chapter
19.60, Planned Developments. In general, community facilities provide governmental,
Findings of Fact Planning and Development Commission
Petition 22-06 April 17, 2006
5
recreational, educational, health, social, religious, and transportation related services for the
community on either a for-profit or a not-for-profit basis. A PCF zoning district is most similar
to, but departs from the standard requirements of the CF zoning district.
The purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote
and facilitate the implementation of the objectives, policies, and strategies of the City of
Elgin Comprehensive Plan. The ARC zoning district is a zoning overlay district, and
accordingly,
a property located within the district shall also be subject to the regulations of the underlying
zoning district in which it is located.
In general, the purpose and intent of the provision for planned developments is to
accommodate unique development situations. For planned development districts, the
planned development should demonstrate the following characteristics:
1. An opportunity to realize a development of demonstrated need with respect to the
types of environment available to the public that would not be possible under the
strict application of the other chapters of this title.
2. A creative approach to the use of land and related improvements resulting in better
design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography, watercourses,
wetlands, and vegetation.
Findings. The subject property is suitable for the intended zoning district with respect to
conformance to the provision for the purpose and intent, and the location and size of a PCF
Planned Community Facility District.
The applicant is proposing to rezone the subject property from ORI Office Research
Industrial District to PCF Planned Community Facility District. The property is also located
in the ARC Arterial Road Corridor Overlay District. The proposed PCF Planned
Community Facility District sets standards and guidelines for the planned development of a
major medical campus, inclusive of a replacement hospital for Sherman Health Systems, and
a long range plan depicting the future expansion of the hospital facility and the future
development of related medical facilities.
H. Comprehensive Plan Standard. The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is suitable for the intended zoning district with respect to the
Comprehensive Plan Standard.
The subject property is designated as “Office Research Industrial” on the Land Use exhibit
in the Elgin Comprehensive Plan and Design Guidelines. This land use designation
contemplates major employment activities, including light industrial, assembly, warehouse,
Findings of Fact Planning and Development Commission
Petition 22-06 April 17, 2006
6
distribution, research and development, office, and technology uses. Only the locations of
the two existing hospital were recognized when the Comprehensive Plan and Design
Guidelines was adopted in 2005. Those existing hospital locations are designated
“Community Facilities.”
I. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
There are four wetland areas on the subject property. Two (0.24 acre) wetland areas are
located in the northeast corner of project area, and a wooded wetland (0.71 acres) is located
along the east property line. These three wetland areas are classified as “isolated wetlands”
and fall under the jurisdiction of the Kane County Stormwater Management Ordinance. The
fourth (0.65 acre) wetland area is located along the southerly property line and Big Timber
Road, and falls under the jurisdiction of the US Army Corps of Engineers.
Only the wooded wetland area is impacted by the proposed Phase I of the development
project. This wooded wetland area and the two smaller wetland areas located in the
northeast corner of the property are proposed to be mitigated off-site. The jurisdictional
wetland located along Big Timber Road is proposed to be protected.
J. Internal Land Use Standard. The suitability of the subject property for the intended
planned development with respect to the land uses permitted within the development being
located, designed, and operated so as to exercise no undue detrimental influence on each
other or on surrounding property.
Findings. The subject property is suitable for the intended planned development with
respect to the internal land use standard.
The proposed Phase I improvements to the medical campus are the only specific
improvements identified at this time. Subsequent phases of development of the medical
campus would be subject to future zoning hearings pursuant to the terms and conditions of
the proposed PCF Planned Community Facility District ordinance and the requirements of
the ARC District.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards, regulations,
requirements, and procedures of the Elgin Zoning and Subdivision Ordinances. This planned
development is proposed to be zoned PCF District. The applicant is requesting no site design
departures from the normal standards, regulations, and requirements of the zoning and subdivision
Findings of Fact Planning and Development Commission
Petition 22-06 April 17, 2006
7
ordinances. For the purposes of this section, the most similar zoning district is the CF Community
Facility District. However, the applicant is requesting the following proposed departures from
Chapter 19.50 Street Graphics:
19.50.100 – Program for Graphics. A program for graphics may be established to provide an
opportunity to meet the unique signage needs. The applicant has proposed a graphics program that
is intended to identify the medical campus and campus buildings, and to provide wayfinding
guidance to destinations on the campus for both motorists and pedestrians. The program for
graphics departs from the requirements of Chapter 19.50 with respect to the number and size of the
freestanding identification and wayfinding signs. The program for graphics is described in the
Sherman Hospital Development Plan (reference Sheets G1.000, G1.001 and G1.002 in Exhibit G).
SUMMARY OF FINDINGS, UNRESOLVED ISSUES, AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following findings,
unresolved issues, and alternatives:
A. Summary of Findings.
Positive Attributes. The proposed replacement hospital and future medical campus, and the
programming changes at the current hospital campus, will increase the community’s access
to quality healthcare. The replacement hospital and future medical campus (revised to omit
the “senior living” building and related improvements from the Long Range Master Plan)
have been located and designed so as to exercise no undue detrimental influence on
surrounding property.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than an approval, a denial, or an approval with some combination of conditions, there
are no substantive alternatives.
RECOMMENDATION
The Planning and Development Commission hereby recommends the approval of Petition 22-06.
On a motion to recommend approval, subject to the following conditions, the vote was four (4) yes
and zero (0) no:
1. Substantial conformance to the information contained in the Petitioner’s Statement and
Development Plan for Sherman Hospital, with revisions as required by the Community
Findings of Fact Planning and Development Commission
Petition 22-06 April 17, 2006
8
Development Group, Engineering Division, Parks and Recreation Department, Public Works
Department, Fire Department, and Water Department; and removal of the “senior living facility”
and related improvements from the narrative description and graphic depictions of the Long
Range Master Plan. The Sherman Hospital Development Plan being inclusive of:
a. Sherman Hospital Preliminary Engineering – Phase I (Sheet C1 and C2), prepared by SBRA,
dated January 30, 2006.
b. Sherman Hospital Master Plan (Sheet 1 of 1), prepared by SBRA, dated January 30, 2006.
c. Sherman Hospital Preliminary Landscape Plan (Sheets L01 – L07), prepared by SBRA and
Hitchcock Design Group, dated January 30, 2006.
d. Sherman Hospital Site Plan – Phase I and Long Term, prepared by SBRA, dated January 20,
2006.
e. Sherman Hospital Building Elevations (Sheet E1), prepared by SBRA, dated January 20,
2006.
f. Sherman Hospital Site Lighting Calculations (Sheets ES01 and ES02), prepared by SBRA
and KJWV Engineering Consultants, dated December 12, 2005.
g. Sherman Hospital Preliminary Lighting Plan (Sheets E01 – E07), prepared by SBRA and
Hitchcock Design Group, dated January 30, 2006.
h. Sherman Hospital Graphics Program (Sheets G1.000 – G1.002), prepared by SBRA and
Carol Naughton and Associates, dated January 27, 2006.
2. Conformance with all applicable codes and ordinances.
Therefore, the motion to recommend approval of Petition 22-06 was adopted.
s/ Robert W. Siljestrom
Robert W Siljestrom, Chair Pro Tem
Planning and Development Commission
s/ Tom Armstrong
Tom Armstrong, Secretary
Planning and Development Commission
SITE PHOTOS
PETITION 22-06
View of Site, Looking N along Randall View of Site, Looking S along Randall
View of Site, Looking N across Big Timber View of Site, Looking S across Fox
EXHIBIT F